Edinburgh STR Pricing Benchmarks
How does your property compare? Real market data from Airbnb and Booking.com.
Data sourced from public listings via Apify. Updated regularly.
View Pricing DataAverage Nightly Rates by Area & Property Type
These benchmarks represent average nightly rates from publicly listed properties on Airbnb and Booking.com in Edinburgh. Rates vary by season, property condition, location within area, and guest reviews. Use these as benchmarks for your own pricing strategy.
| Area | 1-Bed | 2-Bed | 3-Bed | Notes |
|---|---|---|---|---|
| Old Town / Royal Mile | £110–£150 | £155–£210 | £200–£300 | Premium location, tourist hub, highest rates |
| New Town | £100–£140 | £140–£195 | £185–£270 | Historic Georgian district, high demand |
| Leith | £80–£115 | £110–£160 | £150–£220 | Waterfront, up-and-coming, moderate rates |
| Stockbridge | £90–£125 | £125–£175 | £165–£240 | Trendy village, mixed residential/tourist |
| Bruntsfield / Morningside | £85–£120 | £120–£170 | £160–£235 | Residential suburbs, good value |
Reading This Data
These are average nightly rates across all listings in each area. Your actual rate will depend on property condition, size, amenities, review score, and guest demand. A newly renovated 2-bed in Old Town may command £220–£260/night, while a more modest property might achieve £160–£180/night.
Seasonal Pricing Multipliers
Edinburgh's event calendar drives significant seasonal price variations. Smart operators adjust pricing ahead of peak periods. Here are the key multipliers:
Edinburgh Festival (August)
Nightly rates increase 40–60% during the Festival month. A 2-bed averaging £150/night becomes £210–£240/night.
Pro tip: Lock in your highest rates in early August. Book rates 2+ months ahead of Festival to capture premium guests.
Hogmanay (Dec–Jan)
New Year's Eve attracts premium booking rates, up 30–50%. A 2-bed averaging £150/night becomes £195–£225/night.
Pro tip: Implement a 3-night minimum for Hogmanay week. Premium rates apply Dec 29–Jan 2.
Six Nations (Feb–Mar)
International rugby fans boost occupancy, rates up 20–30%. A 2-bed averaging £150/night becomes £180–£195/night.
Pro tip: When Scotland plays at home (Murrayfield), set pricing +25–30%. England/Ireland/France home games see lesser bump.
Edinburgh Fringe (Aug)
Overlaps with Festival. Fringe performers and attendees seek affordable accommodation. A 2-bed becomes £225–£270/night.
Pro tip: Target performers/crew with longer-term discounts (2+ weeks at 10–15% off) for guaranteed volume.
Christmas Markets (Nov–Dec)
Christmas shopping and festive events boost rates, up 20–40%. A 2-bed becomes £180–£210/night.
Pro tip: Nov 15–Dec 24 sees consistent demand. Set rates +20–25% from mid-November.
Easter & Spring (Mar–Apr)
Easter holidays and spring break bring moderate increases, up 15–25%. A 2-bed becomes £172–£187/night.
Pro tip: Easter week (Sunday–Sunday) commands highest rates. Lock in pricing 2+ months ahead.
Dynamic Pricing Strategy
PropertyFlow's Cognito Pricing engine automatically adjusts your rates based on demand, event calendar, competitor pricing, and occupancy trends. You set base rates and minimum nightly rate; the system optimizes pricing in real-time to maximize revenue without leaving money on the table.
Occupancy Rates by Area
Average occupancy is a key driver of revenue. Higher occupancy + smart pricing = maximum annual yield.
City Average
Across all Edinburgh STLs (Airbtics/AirDNA, Edinburgh market data)
Old Town
Highest occupancy
New Town
Strong performer
Leith
Emerging area
Bruntsfield
Residential area
Note: Licensed STL properties average 8% higher occupancy than the overall market, due to reduced competition from unlicensed operators and increased guest trust in compliant properties.
Annual Revenue Projections
What could your property earn annually? Here are conservative projections based on 78% occupancy and average nightly rates by area.
| Area | Property Type | Avg. Rate | Annual Bookings (78%) | Gross Revenue |
|---|---|---|---|---|
| Old Town | 2-Bed | £182 | 285 nights | £51,870 |
| New Town | 2-Bed | £167 | 285 nights | £47,595 |
| Leith | 2-Bed | £135 | 285 nights | £38,475 |
| Stockbridge | 2-Bed | £150 | 285 nights | £42,750 |
| Bruntsfield | 2-Bed | £180 | 285 nights | £41,325 |
| Old Town | 3-Bed | £250 | 285 nights | £71,250 |
Important Notes on These Projections
- • These are gross revenue figures (before PropertyFlow fees, taxes, visitor levy, expenses)
- • Platform fee: 3% (early adopter) / 5% (standard) of gross booking revenue. Competitive management fee — contact us for details
- • Annual expenses: Cleaning, maintenance, utilities (typically 15–25% of gross), insurance, licensing costs
- • Net revenue: After fees and expenses, expect 50–70% of gross revenue as profit
- • Projections assume consistent occupancy; seasonal variation means some months will be higher/lower
Get a Personalised Revenue Estimate
Want to know exactly how much your property could earn? PropertyFlow calculates custom estimates based on your property's size, location, condition, and local demand. We factor in seasonal variations, competitor pricing, and market trends.
Get Your Property's Market EstimateAbout This Data
Source: Last updated: March 2026. Data sourced from public Airbnb and Booking.com listings via Apify. Occupancy benchmarks cross-referenced with AirDNA and Airbtics market data.
Update frequency: Data is refreshed monthly to capture market changes and seasonal trends.
Accuracy: These are averages across all properties in each area. Individual property rates will vary based on condition, amenities, reviews, and guest demand. A newly renovated 2-bed in Old Town will command premium rates; an older flat will achieve lower rates.
PropertyFlow Advantage: Our Cognito Pricing engine goes beyond static benchmarks. It continuously monitors competitor pricing, demand patterns, and event calendars to recommend optimal nightly rates for your specific property—maximizing occupancy and revenue.